Cherry Hill's Strategies to Provide an Affordable Housing in The USA

Cherry Hill, New Jersey, is an edge city characterized by its economic opportunities and a growing population. One of the defining features of edge cities is that the number of jobs often exceeds the number of available bedrooms. This unique demographic presents Cherry Hill with the potential to foster a more sustainable economy, where the local workforce can reside within the township. To capitalize on this opportunity, it is essential for Cherry Hill to ensure the availability of affordable housing options for both the working class and low-income residents. By establishing public-private partnerships, the township can facilitate housing developments that are both compliant and efficient.

Current Affordable Housing Landscape in Cherry Hill

As of now, Cherry Hill boasts 797 “affordable housing units,” which encompass Section 8 properties, Low-Income Housing Tax Credit (LIHTC) eligible developments, and similar options. The current market includes only four eligible properties for purchase and one rental unit. However, utilizing a Section 8 voucher for homebuying requires applicants to navigate the New Jersey Department of Consumer Affairs, with no clear procedures established at the township level for addressing inquiries related to these vouchers.

The management of housing in Cherry Hill falls under the Office of Community Development, where a single housing director oversees community development grants, housing rehabilitation, rental inspections, and affordable housing initiatives. Unfortunately, this centralized approach has led to inadequate attention being given to affordable and public housing issues, resulting in various challenges going unaddressed.

The Challenges of Affordable Housing Development

Cherry Hill claims to reserve 20% of units in every new housing development for affordable housing. However, the luxury housing development at Garden State Park, which opened in 2012, failed to include any affordable units. Although the developers engaged with the township on zoning matters, they did not coordinate with the housing office regarding affordable housing requirements. This disconnect highlights the urgent need for reform in the township's processes surrounding affordable housing, as the current landscape is rapidly changing.

Historically, Cherry Hill has resisted the enforcement of the Mount Laurel Doctrine, which mandates a low-income housing allowance for new residential projects. However, in 2015, two settlements were reached that require the township to comply with these rulings. Under these agreements, Cherry Hill must facilitate the creation of 813 new low-income housing units by 2026. While the township is not directly responsible for constructing these units, it must ensure adherence to the settlement terms. Establishing a Public Housing Agency (PHA) within the local government could be a crucial step toward achieving compliance.

Establishing a Public Housing Agency

A Public Housing Agency can operate under the township's government framework to initiate housing projects, allocate township-owned land for residential development, and collaborate with private developers to fulfill settlement obligations. For instance, Cherry Hill Land Associates (CHLA) could leverage this partnership to commence development on land along Marlton Pike (NJ-70), designated for revitalization. CHLA’s parent company, First Montgomery Group, has a proven track record of developing affordable apartment complexes through partnerships with local governments.

Integrating Low-Income Housing with Market-Rate Properties

The integration of low-income housing within market-rate developments is key to promoting economic growth and community cohesion. In projects developed by CHLA, 85% of the units would be rented at market rates, while the remaining 15% would be allocated for low-income families. This mixed-income strategy not only enhances the community's socio-economic diversity but also reduces the stigma often associated with affordable housing.

Streamlining Processes and Supporting Residents

By partnering with Cherry Hill’s new PHA, the development processes can be streamlined, particularly concerning zoning regulations. Additionally, a PHA can assist residents in navigating housing vouchers, including the conversion of rental vouchers to homeownership vouchers. This assistance will not only simplify the transition to homeownership for low-income residents but also empower them to invest in their communities.

Conclusion

Cherry Hill has a unique opportunity to redefine its approach to affordable housing by implementing a comprehensive strategy that includes the establishment of a Public Housing Agency, fostering public-private partnerships, and integrating low-income housing within market-rate developments. By taking these steps, Cherry Hill can ensure that its growth benefits all residents, creating a thriving, inclusive community.

Key Strategies for Cherry Hill's Affordable Housing

• Establish a Public Housing Agency to oversee affordable housing initiatives.
• Create partnerships with private developers like Cherry Hill Land Associates.
• Implement a mixed-income housing model to integrate low-income units with market-rate properties.
• Streamline zoning processes to facilitate faster development of affordable housing.
• Provide support for residents navigating housing vouchers and homeownership opportunities.

References

1. New Jersey Department of Community Affairs. (n.d.). Section 8 Housing Choice Voucher Program. Retrieved from [link]

2. Cherry Hill Township. (n.d.). Affordable Housing Information. Retrieved from [link]

3. Mount Laurel Doctrine Overview. (n.d.). Retrieved from [link]

4. First Montgomery Group. (n.d.). Affordable Housing Developments. Retrieved from [link]